01/14/2020Case 19-070-MAP-V 1266 Rand Road MAP Amendment & Variations
Case 19-078-V 201 W. Oakton Variation
January 14, 2020
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DES PLAINES PLANNING AND ZONING BOARD MEETING
JANUARY 14, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
January 14, 2020, at 7 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Catalano, Fowler, Saletnik, Szabo, & Veremis
ABSENT: Hofherr
ALSO PRESENT: Michael McMahon, Director/Community & Economic Development
Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Jonathan Stytz, Planner/Community & Economic Development
Gale Cerabona/Recording Secretary
APPROVAL OF MINUTES
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to approve the
minutes of December 10, 2019.
AYES: Bader, Catalano, Fowler, Saletnik, Szabo, & Veremis
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There was no Public Comment.
NEW BUSINESS
Before the new business portion of the commenced, Chairman Szabo introduced Cindy Veremis as a
new Planning and Zoning Board Member. Member Veremis replaced Member Schell.
1. Address: 1266 Rand Road Case 19-070-MAP-V
Case 19-070-MAP-V 1266 Rand Road MAP Amendment & Variations
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The petitioner is requesting the following items: i) a map amendment to rezone 1266 Rand Road
from C-3 General Commercial District to M-2 General Manufacturing District and ii) variations
from the 1998 Des Plaines Zoning Ordinance, as amended, for the existing structure and approval
of any other such variations, waivers, and zoning relief as may be necessary.
PIN: 09-17-200-112-0000; -113
Petitioner: Pasquale Mauro, Des Plaines Material and Supply, 1266 Rand Road, Des Plaines, IL
60016
Owner: 1266 Rand, LLC, 1251 Redeker Road, Des Plaines, IL 60016
Chairman Szabo swore in Jason R. Doland, P.E., P.L.S., Doland Engineering, 334 E. Colfax, Suite C,
Palatine, IL & Pasquale Mauro, Des Plaines Material and Supply, 1266 Rand Road, Des Plaines, IL.
Mr. Doland advised they are seeking rezoning and variations for setbacks (for existing building).
He noted the site has been operating as a quasi mixed-use. This petition is in harmony with the
neighbors. Beautification will occur by removing asphalt and adding green screening. He
explained the former and current user. Des Plaines Material will occupy this site. Storage areas
will be outdoors. Any areas will be a dust-free surface.
Chairman Szabo asked if the Board has any questions.
Board Member Fowler asked what the intent is for landscaping. Petitioner advised year-round
salt tolerant arborvitae is intended.
Board Member Veremis asked…..storage items would not be seen from Rand Road? Mr. Doland
stated that is the intent; any storage would be less than 8 ft. – or a fence with screening. Storage
cannot be within the first 100 ft. from the Rand Road property line going into the property.
Board Member Catalano asked about Page 3 of 16. Mr. Doland explained same. Coordinator
Ainsworth stated Condition #2 must be complied with (regarding revised drawings).
Chairman Szabo asked if the Board has further questions. He then asked that the Staff Report be
given which Planner Stytz did:
Issue: The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-
7 of the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General
Commercial to M-2 General Manufacturing; and ii) Major Variations under Section 12-7-4(H) of
the 1998 Des Plaines Zoning Code, as amended, for the existing structure.
Analysis:
Address: 1266 Rand Road
Owners: 1266 Rand LLC, 1251 Redeker Road, Des Plaines, IL 60016
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Petitioner: Pasquale Mauro, 1266 Rand Road, Des Plaines, IL 60016
Case Number: 19-070-MAP-V
Real Estate Index Number: 09-17-200-112; -113
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-3, General Commercial District
Existing Land Use: Industrial Building
Surrounding Zoning: North: C-3, General Commercial District
South: C-3, General Commercial District
East: C-3, General Commercial District
West: M-2, General Manufacturing District
Surrounding Land Use: North: ComEd Utilities
South: Manufacturing
East: Livery Service
West: Manufacturing
Street Classification: Rand Road is an arterial street.
Comprehensive Plan: The 2019 Comprehensive Plan designates the site as
Commercial/Industrial Urban Mix.
Project Description: The applicant, Pasquale Mauro, has requested a Map
Amendment and Variations in order to bring the property into
conformity with the Zoning Ordinance. He is the owner of Des
Plaines Material & Supply, which has operated at 1269 East Golf
Road since 2015. Hydraulic Pneumatic Corporation is the existing
business operating on the subject property at 1266 Rand Road
and has utilized a portion of the subject building since 2015.
However, the rest of the building is vacant. Hydraulic Pneumatic
Corporation is classified as a manufacturing service use, which is
not a permitted use in the C-3 General Commercial District.
However, the business was permitted to continuously operate a
legal non-conforming use per Des Plaines Zoning Ordinance Code
Section Title 12, Chapter 5: Nonconforming Uses and Structures.
The subject property is 1.58 acres in size and is improved with a
one-story office and warehouse building approximately 12,818-
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square feet in size with no defined off street parking area. The
petitioner is not proposing any new buildings or alterations to the
existing building, but is requesting setback variations to bring the
property back into compliance with the zoning ordinance. Please
see the Application Narrative (Attachment 1) for more specific
details on the activities and operations. Note that the bulk
regulations for the M-2 General Manufacturing district will apply
since the petitioner proposes to rezone the property to M-2.
Please see Attachment 3 for the Plat of Survey showing the
principal building location. The setbacks of the building
compared to the M-2 and C-3 district can be found in the table
below:
Bulk Matrix for 1266 Rand Road
Bulk Regulation Current Conditions C-3 Zoning M-2 Zoning (proposed)
Front Yard (west) 180.10 feet Five feet 65 feet
Side Yard (north) *1.48 feet Five feet 25 feet
Side Yard (south) 57.61 feet Five feet 25 feet
Rear Yard (east) *4.16 feet Five feet 25 feet
* Indicates a requested variation from the proposed M-2 zoning district bulk regulations.
The property shape and existing building orientation are
irregular which leads to the aforementioned variance requests.
Additionally, the property was built under Cook County
jurisdiction, which had a different set of zoning standards as
compared to the Des Plaines Zoning Ordinance. As summarized
in the table above, there are two bulk regulation variances
being requested: (i) a request to reduce the required side yard
setback from 25 feet to 1.48 feet for the existing building; and
(ii) a request to reduce the required rear yard setback from 25
feet to 4.16 feet for the existing building.
If the petitioner is successful in obtaining all requests, then 13
off-street parking spaces are required (12,818-square feet of
office and warehouse space with a parking requirement of 1
space/1,500 sf equals 13 required spaces). While there are
currently no stripped parking spaces on the property, the
petitioner will be required to provide all required off-street
parking and improve all existing unpaved areas utilized for off-
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street parking, loading spaces, vehicle circulation areas, and all
loading areas/storage areas with a dust-free hard surface.
Compliance with the Comprehensive Plan
The proposed project, including the proposed the site improvements, address various goals and
objectives of the 2019 Comprehensive Plan including the following aspects:
• Future Land Use Plan:
o The property is marked for the Commercial Industrial Urban Mix Higher land use.
The Future Land Use Plan strives to provide more flexible land use opportunities
within the Five Corners area to allow for a variety of commercial and industrial
uses and minimize the displacement of long-standing and successful small
businesses. While the current use is industrial, the petitioner will work to further
enhance the property with additional landscaping and screening.
o The subject property is located in the Five Corners area along a defined
commercial corridor and is surrounding by a mix of commercial and industrial
uses. The request would assist in the retention of an existing industrial business
as well as improve the property from a functional and aesthetic standpoint.
While the aforementioned aspects represent a small portion of the goals and strategies of the
Comprehensive Plan, there is a large emphasis on improving existing commercial developments
and enhancing commercial corridors throughout Des Plaines.
Zoning Map Amendment Findings
As required, the proposed amendment is reviewed below in terms of the standards contained in
Section 12-3-7(E) of the Zoning Ordinance:
1. Whether the proposed amendment is consistent with the goals, objectives, and
policies of the Comprehensive Plan.
Comment: The 2019 City of Des Plaines Comprehensive Plan designates this property
as Commercial Industrial Urban Mix, which focuses on a combination of commercial,
office, and low-intensity industrial uses in the area where the subject property is
located. The existing industrial use is not a permitted within the C-3 zoning district so
the petitioner is proposing to rezone the property to M-2 where this use is permitted.
The request would be consistent with the Comprehensive Plan’s goal to reactivate
properties within the Five Corners subarea and promote a flexible zoning district.
2. Whether the proposed amendment is compatible with the current conditions and
the overall character of existing developments in the immediate vicinity of the
subject property.
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Comment: The subject property is surrounded by C-3 zoning all sides except the west
side where it abuts M-2 zoning. However, the existing use of the property is
comparative with the surrounding property uses in its immediate vicinity. The Five
Corners subarea was originally rezoned to C-3 by the City for a more comprehensive
redevelopment plan but those plans were not realized and similar properties in the
area have rezoned their properties back to manufacturing zoning designations. Thus,
the proposal will not change the character and appearance of this subarea.
3. Whether the proposed amendment is appropriate considering the adequacy of
public facilities and services available to the subject property.
Comment: The petitioner is not proposing to alter the existing structures on the
property or build new structures. Thus, staff does not have any concerns regarding
the adequacy of the existing public facilities and services available to this property.
Staff is adding a condition that the existing unpaved areas shall be improved with a
dust-free hard surface and meet all applicable codes.
4. Whether the proposed amendment will have an adverse effect on the value of
properties throughout the jurisdiction.
Comment: The subject property’s appearance and use are comparable to the
properties surrounding it. The petitioner’s proposal looks to reduce existing non-
conformities and make improvements to the property, which will strive to elevate the
aesthetics and function of the property as a whole. The addition of the paved parking
lot will enhance the value of this property and the surrounding properties.
5. Whether the proposed amendment reflects responsible standards for development
and growth.
Comment: The proposal strives to improve the existing development on the property
and address outstanding violations on the property. The rezoning of the property is
consistent with the goals of the 2019 Des Plaines Comprehensive Plan for the Five
Corners subarea development and growth.
Variation Findings
Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of
Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following
comments:
1. Hardship: No variation shall be granted pursuant to this subsection H unless the
applicant shall establish that carrying out the strict letter of the provisions of this title
would create a particular hardship or a practical difficulty.
Comment: The subject property, currently zoned as C-3, has been developed and utilized
as a manufacturing use in conjunction with the Des Plaines Material Supply business
located at 1269 Golf Road since 2015. The existing structures on the property do not meet
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proper setback requirements for the C-3 or M-2 zoning districts. However, the
manufacturing service use is classified as a permitted use in the M-2 zoning district. The
petitioner is attempting to bring the property in compliance with all applicable
regulations, but requiring the existing structures on the property to comply with the
setback requirements of the M-2 zoning district would create a particular hardship on the
petitioner.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots
subject to the same provision by reason of a unique physical condition, including
presence of an existing use, structure, or sign, whether conforming or nonconforming;
irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject lot that
amount to more than a mere inconvenience to the owner and that relate to or arise out
of the lot rather than the personal situation of the current owner of the lot.
Comment: The subject property is irregular in shape, orientation, and contains existing
structures that are irregularly oriented on the property. These factors make it difficult to
comply with all applicable regulations in the C-3 zoning district and exceptionally more
difficult to comply with all applicable regulations in the M-2 zoning district where the
manufacturing services use, Hydraulic Pneumatic Corp., is permitted. The unique shape
and varying widths of this property do not leave many viable locations for structures on
the site.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action
or inaction of the owner or its predecessors in title and existed at the time of the
enactment of the provisions from which a variance is sought or was created by natural
forces or was the result of governmental action, other than the adoption of this title.
Comment: The subject property’s physical condition was not created by the petitioner.
However, the petitioner does propose to make improvements to the subject property,
including the replacement of all unpaved areas with a dust-free hard surface, to comply
with all other applicable regulations.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from
which a variance is sought would deprive the owner of the subject lot of substantial
rights commonly enjoyed by owners of other lots subject to the same provision.
Comment: Enforcing the strict letter of the required setback regulations would
substantially limit the petitioner from substantial rights enjoyed by the neighboring
properties. It would also affect the petitioner’s use of the property by creating undue
hardships.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the
inability of the owner or occupant to enjoy some special privilege or additional right not
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available to owners or occupants of other lots subject to the same provision, nor merely
the inability of the owner to make more money from the use of the subject lot.
Comment: Granting this variation will not provide the petitioner with any special privilege
or additional right not available to other lots with industrial uses. The location of the
existing structures on site prevent the petitioner from complying with the required
setbacks of the M-2 zoning district and therefore result in the need for setback variations.
This variation will not give the petitioner any financial gain but rather allow him to
maintain the existing structure on the site.
6. Title And Plan Purposes: The variation would not result in a use or development of the
subject lot that would be not in harmony with the general and specific purposes for
which this title and the provision from which a variation is sought were enacted or the
general purpose and intent of the comprehensive plan.
Comment: This variation will maintain a use that is harmonious with the surrounding
properties. This area contains lots in varying sizes with many manufacturing-related uses
and smaller setback distances. The Comprehensive Plan designates the subject property,
and the properties immediately surrounding it, as Commercial/Industrial Urban Mix with
the intent of encouraging a healthy balance between industrial and commercial uses. The
use is harmonious and consist with the surrounding development.
7. No Other Remedy: There is no means other than the requested variation by which the
alleged hardship or difficulty can be avoided or remedied to a degree sufficient to
permit a reasonable use of the subject lot.
Comment: The granting of this variation is the only remedy to the current setback
distances of the existing structures on the property without creating additional hardship
for the petitioner.
8. Minimum Required: The requested variation is the minimum measure of relief
necessary to alleviate the alleged hardship or difficulty presented by the strict
application of this title.
Comment: The granting of this variation is the minimum relief necessary to alleviate the
hardship for the petitioner. The petitioner wishes to maintain the existing structures and
improve the site as necessary to meet all other requirements.
Recommendation: Staff recommends approval of a Map Amendment from C-3 to M-2 and
Variations for setbacks based on a review of the information presented by the applicant as
specified in Section 12-3-7(E) (Standards for Amendments) and Section 12-3-6(G) (Standards for
Variations) of the City of Des Plaines Zoning Ordinance, subject to the following conditions:
1. All proposed activities shall solely take place on the subject property. No operations
associated with the applicant’s business will be allowed on any other property without
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first obtaining proper approvals.
2. All required off street parking spaces, loading spaces, and any allowed storage/loading
areas shall be improved with a dust-free hard surface, and comply with all other
regulations within 12 months of City Council approval.
3. That all businesses utilizing the existing building comply with all regulations in the M-2,
General Manufacturing zoning district.
Planning and Zoning Board Procedure: Under Section 12-3-7(E) (Standards for Map
Amendments) and Section 12-3-6(G) (Standards for Variations), the Planning and Zoning Board
has the authority to recommend to the City Council approval, approval with conditions, or denial
of the above-mentioned map amendment and variances for 1266 Rand Road. The City Council has
final authority over the proposal.
Chairman Szabo asked if anyone in the audience is in favor of this petition or against it. No one
responded.
A motion was made by Board Member Catalano, seconded by Board Member Fowler, to recommend
approval to City Council with four conditions.
AYES: Bader, Catalano, Fowler, Saletnik, Szabo, & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
Coordinator Ainsworth advised this case would be presented to City Council at the February 3,
2020 meeting.
2. Address: 201 W. Oakton Street Case 19-078-V
The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow the replacement of one pole sign on a lot with a frontage
of 48-feet, where the minimum required lot frontage for a pole sign is 75-feet and approval of any
other such variations, waivers, and zoning relief as may be necessary.
PIN: 08-25-201-009-0000
Petitioners: Shannon Kwit, 1 Oakbrook Terrace, Suite 400, Oakbrook Terrace, IL 60181
Owner: ML Realty Partners, 1 Pierce Place, Suite 450, Itasca, IL 60143
Chairman Szabo swore in Shannon Kwit, 1 Oakbrook Terrace, Suite 400, Oakbrook Terrace, IL &
Michael Bigda, Divine Signs & Graphics, 601 Estes Avenue, Schaumburg, IL. Ms. Kwit advised that
they wish to remove the current monument sign and enhance it by placing a new sign.
Coordinator Ainsworth asked if the building is fully leased. Ms. Kwit advised it is.
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Mr. Bigda stated they wish to:
o Have aluminum signage
o Have light emitting through; LED
o Use existing post (48 inches below grade)
o Have meter hidden
Board Member Saletnik asked how high and wide the old and new signs are. Mr. Bigda advised
they are the same size. Coordinator Ainsworth stated the base of the proposed sign will be wider
compared to the existing sign. He expounded on a Condition per the City Engineer to ensure that
the base of the sign will be located within the AASHTO visibility triangle for safety reasons. The
sign may have to be pushed back to comply with this condition.
Chairman Szabo asked Staff to provide the Staff Report which Planner Stytz did:
Issue: The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des
Plaines Zoning Ordinance, as amended, to allow the replacement of one pole sign on a property
with a street frontage of 48 feet where a minimum street frontage of 75 feet is required and to
reduce the required setback between the pole sign and the west property line from 5 feet to 1.50
feet.
Analysis:
Address: 201 W. Oakton Street
Owner: ML Realty Partners, One Pierce Place, Suite 450, Itasca, IL 60143
Petitioner: Shannon Kwit, NAI Hiffman, One Oakbrook Terrace, Suite 400,
Oakbrook Terrace, IL 60181
Case Number: 19-078-V
PIN: 08-25-201-009-0000
Ward: #8, Alderman Andrew Goczkowski
Existing Zoning: M-2, General Manufacturing District
Existing Land Use: Manufacturing (Mark Anoy Print Products and Honeywell
International)
Surrounding Zoning: North: M-2, General Manufacturing District/R-3, Townhouse
Residential
South: M-2, General Manufacturing District
East: M-2, General Manufacturing District/C-4, Regional
Shopping District
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West: M-2, General Manufacturing District
Surrounding Land Use: North: Manufacturing (Vacant)/Multi-Family Residences
South: Manufacturing (Bombardier)
East: Manufacturing (Gas Technology Institute)/Commercial
(Sam’s Club)
West: Municipal (Water Tower)
Street Classification: Oakton Street is classified as an arterial street.
Comprehensive Plan: The Comprehensive Plan designates the site as Industrial.
Project Description: The petitioner, Shannon Kwit of HAI Hiffman, is requesting two
variations to i) allow for the replacement of one pole sign at 201
W Oakton Street on a lot with a lot frontage of 48 feet where a
minimum lot frontage of 75 feet is required and ii) reduce the
required setback in between the pole sign and the property line
from 5 feet to 1.50 feet. This property contains a one-story
building setback roughly 360 feet from Oakton Street with a
surface parking lot containing 160 off-street parking spaces as
shown in the Plat of Survey (Attachment 4). The subject property
is located along Wille Road and is positioned behind the property
located at 175 W. Oakton Street. The property is accessed from
Oakton Street via a long driveway to the north and Wille Road to
the south. The existing pole sign is installed on the southwest
corner of the intersection of Oakton Street and the driveway for
the subject property as shown in the Site Plan (Attachment 5).
Given the existing building’s large setback from Oakton Street
and the existing development on 175 W Oakton Street, the
existing pole sign serves as the only source of identification along
Oakton Street for the building and its tenants. There is no signage
installed along Wille Road.
Pursuant to Sections 12-11-5(A) and 12-11-6(B) of the Des Plaines
Zoning Ordinance, the following regulations apply to this
request:
• A maximum of one pole sign is permitted for lots having
more than 75 feet of street frontage on a single street or
highway.
• No pole sign shall be constructed closer than 5 feet from
any property line. The setback distance shall be
measured from the outermost portion of sign to the
property line. Where a public sidewalk is constructed
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over a property line, the setback shall be 5 feet measured
from the outermost portion of sign to the nearest edge
of the sidewalk.
The petitioner’s requests to replace a pole sign located along a
street frontage of less than 75 feet and to reduce the required
sign setback from 5 feet to 1.50 feet constitute the need for a
major variation to Section 12-11-6(B) and Section 12-11-5(A) of
the 1998 Des Plaines Zoning Ordinance, respectively.
The petitioner is requesting the replacement of the existing pole
sign as the pole sign is in disrepair and does not sufficiently
identify the businesses in the building for motorists traveling
along Oakton Street. Please see the Project Narrative
(Attachment 1) for additional information. The petitioner
proposes to replace the existing pole sign with a 16-foot tall by
6.77-foot wide enclosed pole sign structure as shown in the Sign
Rendering diagram (Attachment 6).
Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H)
of the 1998 City of Des Plaines Zoning Ordinance, as amended.
1. Hardship: No variation shall be granted pursuant to this subsection H unless the
applicant shall establish that carrying out the strict letter of the provisions of this title
would create a particular hardship or a practical difficulty.
Comment: Carrying out the strict letter of this title would create a particular hardship for
the petitioner given that there is limited visibility of the subject property from Oakton
Street. The relocation or removal of the existing pole sign could further limit the
identification of the building and its tenants along Oakton Street. The subject building is
considerably setback from Oakton Street and the petitioner is requesting a larger pole
sign to increase visibility of the business within the building and the property as a whole.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots
subject to the same provision by reason of a unique physical condition, including
presence of an existing use, structure, or sign, whether conforming or nonconforming;
irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject lot that
amount to more than a mere inconvenience to the owner and that relate to or arise out
of the lot rather than the personal situation of the current owner of the lot.
Comment: The subject property’s location behind one other lawfully established lot with
a narrow driveway entrance creates a unique physical condition when viewing the
property from Oakton Street. The property located directly between the subject property
and Oakton Street is developed with a structure, which restricts the view of the subject
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property from Oakton Street. The subject lot is also uniquely shaped with the narrow
driveway entrance, which not only limits motorist and pedestrian views of the property
but also limits space for signage. Thus, the allowance of these two variances would assist
in reducing the physical constraints of the subject property and provide much needed
visibility, especially for the deliveries associated with this property.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action
or inaction of the owner or its predecessors in title and existed at the time of the
enactment of the provisions from which a variance is sought or was created by natural
forces or was the result of governmental action, other than the adoption of this title.
Comment: The hardship was not created by the petitioner or building owner and cannot
be corrected without the approval of the requested variations.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from
which a variance is sought would deprive the owner of the subject lot of substantial
rights commonly enjoyed by owners of other lots subject to the same provision.
Comment: The property owner may be denied the right to replace or improve an existing
pole sign without the approval of the requested variances. Given the abnormal shape of
the property, the limited space for signage in accordance with all regulations, and limited
visibility of the property, the petitioner would be unable to effectively advertise
businesses operating out the building. The lack of a sign in this location could make it
difficult to locate the property in a safe and reasonable manner.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the
inability of the owner or occupant to enjoy some special privilege or additional right not
available to owners or occupants of other lots subject to the same provision, nor merely
the inability of the owner to make more money from the use of the subject lot.
Comment: The granting of this variation would not provide the property owner with any
special privilege or right that is not already enjoyed by similar commercial businesses
within this zoning district and is not sought to provide the property owner with economic
gain as nearly every other similar commercial building does not have visual obstructions
or unique physical conditions comparable to the subject building.
6. Title And Plan Purposes: The variation would not result in a use or development of the
subject lot that would be not in harmony with the general and specific purposes for
which this title and the provision from which a variation is sought were enacted or the
general purpose and intent of the comprehensive plan.
Comment: The proposed wall signage would be in harmony with the general purposes of
this title and would be compatible with the general purpose and intent of the
comprehensive plan. The replacement of the existing pole sign would improve to the
entrance of the property from aesthetic and functional standpoint.
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7. No Other Remedy: There is no means other than the requested variation by which the
alleged hardship or difficulty can be avoided or remedied to a degree sufficient to
permit a reasonable use of the subject lot.
Comment: The granting of these two variations are the only remedy to the existing street
frontage length and current setback distances of the existing pole sign on the property
without creating additional hardship for the petitioner.
9. Minimum Required: The requested variation is the minimum measure of relief
necessary to alleviate the alleged hardship or difficulty presented by the strict
application of this title.
Comment: The granting of these two variations is the minimum relief necessary to
alleviate the hardship for the petitioner. The petitioner wishes to maintain the existing
post/foundation structure and make improvements to the pole sign face.
Recommendation: Staff recommends approval of the requested variations to allow a pole sign on
a lot with a street frontage of less than 75 feet and to reduce the required pole sign setback
requirement from 5 feet to 1.50 feet based on review of the information presented by the
applicant and the standards and conditions met by Section 12-3-6(H) (Findings of Fact for
Variations) as outlined within the City of Des Plaines Zoning Ordinance, as amended, subject to
the following conditions:
1. That the pole sign is positioned and installed to meet all AASHTO standards.
2. That a site distance exhibit prepared by a licensed engineer for the new sign is provided
with the proposed landscaping and submitted to IDOT for comment.
3. That an underground utility diagram prepared by a civil engineer is submitted at time of
permit.
Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Major
Variations), the Planning and Zoning Board has the authority to recommend that the City Council
approve, approve subject to conditions, or disapprove the above-mentioned variances within the
M-2 Zoning District at 201 W. Oakton Street. The City Council has the final authority on the
proposal.
Chairman Szabo asked if anyone in the audience is in favor or against this proposal. No one
responded.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend
approval to City Council along with conditions.
AYES: Bader, Catalano, Fowler, Saletnik, Szabo, & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
Case 19-070-MAP-V 1266 Rand Road MAP Amendment & Variations
Case 19-078-V 201 W. Oakton Variation
January 14, 2020
Page 15
Coordinator Ainsworth advised upcoming projects would be shared at the next meeting.
Chairman Szabo asked and Coordinator Ainsworth responded about the two proposed
restaurants.
ADJOURNMENT
The next meeting is scheduled for January 28, 2020.
A motion was made by Board Member Catalano, seconded by Board Member Fowler, to adjourn the
meeting at 7:26 p.m.
AYES: Bader, Catalano, Fowler, Saletnik, Szabo, & Veremis
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners